CommercialRESIDENTIALDistrict 5 · Bukit Merah

991 Alexandra

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

991 Alexandra is a commercial building in District 5 · Bukit Merah, on land zoned RESIDENTIAL under the URA Master Plan. 7 units are currently listed for rent. ACRA records 6 live company registrations at this address.

The facts are here — now get the verdict on 991 Alexandra.

Ask PropKaki

What are the key facts about 991 Alexandra?

Key takeaway991 Alexandra is a commercial building in District 5 · Bukit Merah, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: Subject to Detailed Planning
Tenure: Not on record
District / Area: District 5 · Bukit Merah
Address: 991 Alexandra Road
Land area: 41,197 sqm
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: None recorded
Live listings: 7
ACRA registrations: 6

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

What are the specs at 991 Alexandra?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park; Source: CommercialGuru

About 991 Alexandra

991 Alexandra is a mixed-use building in Bukit Merah (District 05). It is located along Alexandra Road, Singapore 119964.

Under the URA Master Plan it sits on land zoned residential.

It occupies roughly 41,197 sqm of land.

6 businesses are currently registered at this address with ACRA.

The nearest MRT is Labrador Park MRT, 243 m away (about a 4-minute walk). The closest bus stop (Opp Alexandra Retail Ctr) is 85 m away (about a 1-minute walk). Anchorpoint is 1.6 km away.

What is 991 Alexandra zoned as?

Key takeaway991 Alexandra sits on land zoned RESIDENTIAL.

Land-use zone: RESIDENTIAL
Gross plot ratio: Subject to Detailed Planning

URA has not published a fixed plot ratio for this site — the Master Plan records "SDP" (Subject to Detailed Planning), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What does space at 991 Alexandra rent for?

Key takeawayNo rent is published for 991 Alexandra itself. On its street, Alexandra Road, retail space rented at a median of $10.89 psf a month in 2026Q3, with the middle half of leases between $8.55 and $12.39. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Alexandra Road

Street level · 2026Q3

25th pct

$8.55

$92.05 psm

Median

$10.89

$117.19 psm

75th pct

$12.39

$133.36 psm

S$ per sq ft per month · median -9.2% on a year earlier

2023Q4 · $106.56 psm2026Q3 · $117.19 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Office space on Alexandra Road

Street level · 2026Q3

25th pct

$7.05

$75.89 psm

Median

$7.55

$81.27 psm

75th pct

$7.79

$83.89 psm

S$ per sq ft per month · median +3.4% on a year earlier

2023Q4 · $79.48 psm2026Q3 · $81.27 psm median

URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 5 retail

Region band · 2026Q3

25th pct

$7.45

$80.17 psm

Median

$11.04

$118.89 psm

75th pct

$15.35

$165.18 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 5 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around 991 Alexandra

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

How fast units move at 991 Alexandra

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 7 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 2 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 991 Alexandra?

Key takeawayURA has approved 2 changes of use at 991 Alexandra since 2000, most recently in 2013. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

18 Apr 2013ApprovedFloor 1
Change of use to commercial school
Proposed change of use of 1st storey (unit #01-XX) at block 2 to commercial school
17 Feb 2011Renewed
Additions & alterations
Continued use of the existing vocational institute of blocks 1, 2, 3, 4 (levels 3 & 4), 5, 5a, 6, 7 & 8 as office and block 4 (levels 1 & 2) as ancillary restaurant (temporary)
16 Apr 2009Approved
Additions & alterations
Proposed addition & alteration to existing office complex (temporary) of blk 1, 2,3, 4, 5, 5a, 6, 7 & 8
19 Aug 2008Approved
Additions & alterations
Proposed addition of a new 3-storey temporary office block and a single storey guard house
29 Jul 2008Approved
Change of use to office and blk 4
Proposed change of use of the existing vocational institute of blks 1, 2, 3, 4 (level 3 & 4), 5, 6, 7 & 8 to office and blk 4 (level 1 & 2) to ancillary restaurant

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

How does Alexandra Road price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near 991 Alexandra?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 5 retail

Gross yield (area)

5.9%

5.3% net of property tax

Rent side (median of bands)

$118.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,263 psf

32 sales

An INDICATIVE AREA yield for District 5 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 5 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$50.00	$57.14	$376.27
Level 1 · 30 & Below	$56.83	$66.67	$120.03
Level 2 & 3 · >30 - 100	$90.07	$125.08	$160.38
Level 1 · >30 - 100	$70.27	$112.69	$126.27
Level 1 · >100 - 300	$108.14	$129.44	$203.65
Level 2 & 3 · >100 - 300	$116.31	$143.20	$169.97

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is available at 991 Alexandra right now?

Key takeaway7 units are currently listed at 991 Alexandra. One row per unit; several agents often market the same unit.

For rent (7)

991 AlexandraS$197k/mo · 41,000 sqft
991 AlexandraS$180k/mo · 37,400 sqft
991 AlexandraS$10k/mo · 2,000 sqft
991 AlexandraS$8k/mo · 1,870 sqft

Browse every listing at this building →

What is near 991 Alexandra?

Key takeawayThe nearest MRT/LRT is Labrador Park MRT, about 243 m away.

Getting around

Labrador Park MRT243 m · ~4 min

Amenities nearby

Opp Alexandra Retail Ctr · 85 mHotel · 128 mFullerton Healthcare (Alexandra) · 175 mNTUC Fairprice Co-operative Ltd · 189 mBusiness Park · 229 mLabrador Park MRT Exit A · 264 mPlace Of Worship · 463 mLabrador Villa Park · 487 mBlk 79 Telok Blangah Drive · 536 mTelok Blangah Community Club · 554 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 991 Alexandra

Key takeawayThe nearest station is Labrador Park (CC27), 242 m away — a moderately busy station, with about 20,000 taps in and out on an average weekday. 6 public car parks are within 500 m.

Foot traffic: busier than 24% of retail buildings

nearest MRT/LRT Labrador Park (CC27) 242 m, about 20,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 7, about 17,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 19,000 residents within 1 km (June 2026); 0 other malls within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Labrador Park (CC27)242 m · about 20,000 weekday taps
Telok Blangah (CC28)867 m · 9,733 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to 991 Alexandra. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Telok Blangah Drive Hv P (URA)255 m
Telok Blangah St 31 (URA)364 m
Blk 80 Telok Blangah Street 31 (HDB)449 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 150 car lots
Blk 45 & 79 Along Telok Blangah Drive (HDB)475 m
S$0.60 per half-hour at midday on a weekday
Blk 93 Telok Blangah Street 31 (HDB)478 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Pasir Panjang Road Are A, 848 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 991 Alexandra's own car park, if it has one, and its charges are not in the open data.

Who's registered at 991 Alexandra?

Key takeaway6 live companies (and LLPs and branches; sole proprietors are not counted) list 991 Alexandra as their registered address. These are registered businesses, not who occupies the space.

Education
2
Wholesale and retail trade
1
Information and communications
1
Financial and insurance
1
Arts, entertainment and recreation
1
Transportation and storage
0
Professional, scientific and technical services
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.

Frequently asked questions about 991 Alexandra

Where is 991 Alexandra?⌄

991 Alexandra is at 991 Alexandra Road, Singapore 119964, in the Bukit Merah planning area.

What is 991 Alexandra zoned as?⌄

991 Alexandra sits on land zoned residential under the URA Master Plan.

Have there been any recorded transactions at 991 Alexandra?⌄

No caveats have been lodged for 991 Alexandra in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to 991 Alexandra?⌄

Labrador Park MRT is the closest, 243 m away (about a 4-minute walk).

How many businesses are registered at 991 Alexandra?⌄

6 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, CommercialGuru — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.